§ 8.03 SITE DEVELOPMENT STANDARDS FOR RESIDENTIAL USES.

   A.   Accessory apartment . Accessory apartments shall comply with the following regulations:

      1.   Accessory apartment defined. An ACCESSORY APARTMENT is a dwelling unit that is accessory to and contained within a principal single-family dwelling , and which is occupied by either persons related to the occupant of the principal residence by blood, marriage, or legal adoption; domestic servants; or gratuitous guests. An ACCESSORY APARTMENT typically has its own kitchen, bath, living area, sleeping area, and usually a separate entrance.

      2.   Residence an incidental use. The accessory apartment shall be clearly incidental to the principal residence on the site. Accordingly, the following conditions shall be met:

         a.   Accessory apartments shall be established in, and attached to owner-occupied homes only by means of a fully-enclosed, insulated, and heated space.

         b.   Only one such accessory residence shall be permitted on each parcel .

         c.   The total floor area of the accessory residence shall not exceed 800 square feet.

      3.   Setbacks and placement on the parcel . Accessory residences shall comply with all setback requirements for the district in which they are located.

      4.   Compatibility with surrounding land use. The design of the accessory residence shall not detract from the single-family character and appearance of the principal residence or the surrounding neighborhood. The accessory residence shall not have a front entrance visible from the front yard , other than the entrance that serves the principal residence. When viewed from the outside, it shall appear that only one household occupies the site.

      5.   Parking and access. In addition to required parking for the principal residence, one additional parking space shall be provided for the accessory residence.

      6.   Termination. An accessory apartment that is no longer needed for the purposes outlined herein shall be incorporated into and become a part of the single-family home to which it is attached.

   B.   Multiple-family and single-family attached housing requirements. The following site development standards shall apply to attached housing developments , including development in the RM-1, Multiple-Family Residential Districts:

      1.   Permitted density .

         a.   Basic formula. The permitted density of development in multiple-family districts shall be based on the total number of rooms (excluding kitchen, dining, and bathrooms), in accordance with the following formula:

      RM-1 District: The maximum number of rooms permitted shall be equal to the area of the parcel in square feet divided by 1,200.

         b.   Minimum room requirements. All units in the RM-1 district shall have at least one living room and one bedroom , and no more than 25% of the units may be one bedroom units.

         c.   Method of measuring land area. The computations of land area for the purposes of determining density shall not include areas occupied by road  rights-of-way or easements , or subaqueous areas. The first 20,000 square feet of a site that is not served by an approved public sanitary sewer shall be excluded from density computations.

      2.   Building length. Multiple-family buildings shall not exceed 150 feet in overall length, measured along the front line of connecting units, inclusive of any architectural features which are attached to or connect the parts of the building together (see illustration on next page).

ACCESS AND CIRCULATION
Section 8.03 B. 2.

      3.   Building spacing. The minimum distance between any two buildings shall be based on the following table:

 

Relationship Between Buildings	Minimum Distance Between Buildings
Front to Front	70 ft.
Front to Rear	70 ft.
Rear to Rear	70 ft.
Side to Side	30 ft.
Front to Side	50 ft.
Rear to Side	50 ft.

 

      4.   Street address. The address of each dwelling unit must be clearly posted so that the unitcan be readily identified from the roadway or adjacent parking area.

      5.   Access and circulation. Multiple-family developments shall comply with the following requirements for access and circulation (see illustration):

ACCESS AND CIRCULATION
Section 8.03 B. 5.

         a.   Access to roads . RM-1 developments shall have direct access to a paved collector or arterial road . However, alternate means of access may be permitted by the Planning Commission upon finding that, due to special circumstances, substantial improvements in traffic safety could be achieved by reducing the number of driveways . Furthermore, an alternate means of access shall be permitted only if one or more of the following conditions exists:

            (1)   The property directly across the street from the development under consideration is zoned for multiple-family or nonresidential use; or

            (2)   The property directly across the street is developed with permanent uses other than single-family residences; or

            (3)   The proposed development is in an area which, based on study by the Planning Commission , will eventually be used for purposes other than single-family use.

         b.   Emergency access. All dwelling units , including those under construction, shall be readily accessible by fire and emergency vehicles from a paved public street , paved private access road , or other approved paved area. Private roads or driveways dedicated as fire lanes shall be posted with signs indicating “Fire Lane, No Parking.” To facilitate emergency vehicle access, the following guidelines shall be complied with:

            (1)   All roadways shall be paved and bi-directional allowing for both ingress and egress . A boulevard may be utilized to provide bi-directional traffic movement, provided that the median strip is a minimum of 25 feet in width, and the width of each paved moving lane in each direction is at least 15 feet.

            (2)   Streets with no outlet shall be terminated with a T-turnaround, designed in accordance with standards established and periodically updated by the Ingham County Road Commission. Such streets with no outlet shall not exceed 300 feet in length.

            (3)   Gatehouses and/or barricades at entrances to private roadways shall be designed so as not to impede fire and emergency vehicle access.

         c.   Street dimensions. On-site streets and drives shall comply with the standards in § 2.10, subsection C.

      6.   Sidewalks. Sidewalks shall be provided within the development , located no less than five feet from and parallel to access drives. Such sidewalks shall provide convenient access to community buildings and between parking areas and dwelling units . The sidewalks shall be designed and constructed in accordance with § 2.17.

      7.   Parking. In addition to the requirements set forth in Article 4.00, multiple-family developments shall comply with the following requirements:

         a.   Location. Required parking shall be located in parking lots or individual driveways , and not in streets or access drives. Parking may be permitted in required side and rear yard  setback areas provided that parking lots and access drives shall be located a minimum of ten feet from any property line or public right-of-way . Parking lots and access drives shall not be located closer than 25 feet to a wall of any residential structure which contains windows or doors, nor closer than ten feet to a wall of any residential structure which does not contain openings.

         b.   Distance from dwelling units . Parking shall be located within 150 feet of the dwelling units the parking is intended to serve, measured along the sidewalk leading to the parking lot.

         c.   Parking for community building . Parking shall be provided for community buildings as specified in Article 4.00.

      8.   Lighting. All parking areas, building entrances, sidewalks, and ramps shall be illuminated to ensure the security of property and the safety of persons using such areas, in accordance with the requirements set forth in § 2.12.

      9.   Landscaping . Multiple-family developments shall be landscaped in accordance with § 5.03, subsection B.

      10.   Open space. Open space shall be provided in any multiple-family development containing eight or more units. The open space shall comply with the following requirements:

         a.   Size. Total open space required shall be based on the number and size of units, as indicated in the following chart, provided that each development shall contain a minimum of 10,000 square feet of open space .

 

Type of Unit	Open Space Required Per Unit
Efficiency unit	170 sq. ft. per unit
1 bedroom unit	250 sq. ft. per unit
2 bedrooms or more	350 sq. ft. per unit

 

         b.   Location. Open space shall be located conveniently in relation to the majority of dwelling units intended to be served. Swamp areas, marshy areas, and similar limited-use areas shall not be included in the required open space .

         c.   Use of open space . Uses permitted within the required open space include picnic and sitting areas, playground and park space, play equipment, tennis courts, shuffleboard courts, and similar outdoor recreation facilities.

         d.   Phasing. Open space improvements shall be completed in proportion to the number of units constructed in each phase.

      11.   Garages. Garages shall be permitted for each unit, in accordance with the provisions for accessory uses in § 2.03.

      12.   Antennae. Each multiple-family building shall be permitted to erect one antenna, subject to the requirements in § 2.22.

   C.   Open space preservation option. Open space preservation developments may be approved in the R-1, R-1-S, RR, RE, AG-SF, and AG-C Districts, subject to the standards and review procedures set forth herein.

      1.   Purpose.

         The purpose of open space preservation option is to preserve undeveloped land, thereby maintaining rural character and agricultural lands. The regulations in this subsection C propose to accomplish this purpose by providing for grouping of homes onto the most buildable portions of a site so that the remainder of the site can be preserved in an undeveloped state.

         As used in this subsection, the term UNDEVELOPED STATE shall have the meaning given to it in Section 102(t) of the Michigan Zoning Enabling Act (P.A. 110 of 2006, being M.C.L.A. §§ 125.3101 through 125.3702) which states the following:

         “Undeveloped state” means a natural state preserving natural resources , natural features, or scenic or wooded conditions, agricultural use, open space , or a similar use or condition. Land in an undeveloped state does not include a golf course but may include a recreational trail, picnic area, children’s play area, greenway, or linear park. Land in an undeveloped state may be, but is not required to be, dedicated to the use of the public.

      2.   Applicability. Parcels measuring 20 acres or larger in the R-1, R-1-S, RR, RE, AG-SF, and AG-C districts may be developed according to the standard conditions and requirements for the zoning district , Or it may be developed according to the open space preservation option standards in this subsection. If the open space preservation option is selected, the property shall be developed under the conditions and requirements in this subsection, other applicable zoning regulations, and other applicable township ordinances. The open space preservation option may be used in the R-1 district only if the subject property is served by a public sanitary sewer system. (revised 7/6/04)

      3.   Review and approval process. Proposals for open space preservation development shall be reviewed following the same procedures used for conventional subdivision or condominium proposals, except that the applicant shall complete a site features inventory prior to development . The inventory shall consist of maps and written analysis which shall identify, describe, and quantify the following features, at minimum: existing vegetation, topography at two-foot contour intervals, water courses, drainage patterns, wildlife habitats, roads and road  rights-of-way , easements , soils (based on Natural Resources Conservation Service soils information or soil borings), MDEQ-regulated wetlands , floodplains , woodlands and tree lines, rare and endangered species habitats, and any additional features uniquely affecting the site.

      4.   Permitted density . The overall density of residential uses in an open space preservation development shall not exceed the density that would be permitted if the site were developed as a conventional single-family subdivision as specified in the following chart:

 

Zoning District	Overall Density	Maximum Number of Units Per Acre
R-1	1 unit/0.46 acres	2.17
R-1-S	1 unit/0.92 acres	1.09
RR	1 unit/2.07 acres	0.48
RE	1 unit/3.33 acres	0.30
AG-SF	1 unit/6.66 acres	0.15
AG-C	1 unit/10 acres	0.10

 

         The permitted density shall be based on the net buildable area of the site which consists of the portions of the site that are not encumbered by regulated wetlands (except that one-quarter of the total wetlands may be counted as buildable), steep slopes , existing and proposed road  rights-of-way , easements , existing structures or lots , or other existing or proposed features that would prevent construction of a building or use of the site for residential purposes.

         The permitted density shall also be regulated by the parent parcel ’s road frontage. Alternately, the parent parcel ’s road frontage may be increased by construction of a new public road on the subject parcel , in which case the permitted density shall be regulated by frontage on the new public road , as specified in the following chart:

 

Zoning District	Minimum Parent Parcel  Road Frontage Per Proposed Lot	Minimum Frontage on New Road Per Proposed Lot
R-1	100 ft.	75 ft.
R-1-S	120 ft.	90 ft.
RR	240 ft.	180 ft.
RE	300 ft.	225 ft.
AG-SF	300 ft.	225 ft.
AG-C	330 ft.	250 ft.

 

         To assist the Planning Commission in determining net buildable area and maximum density , the applicant shall submit an alternative plan that shows how the site could be developed under conventional zoning.

         Modifications permitted under the open space preservation option that result in reduction in land area dedicated to individual dwelling units shall be compensated for by an equivalent amount of open space , which shall be maintained and preserved in accordance with the standards specified in this subsection.

      5.   Dimensional standards. 

         a.   Setbacks. Open space preservation developments shall comply with the following minimum yard  setback requirements:

Building Setbacks

Along perimeter adjacent to public road            50 ft.

Along perimeter, but not adjacent to a road            35 ft.

Along an internal collector or local road            40 ft.

Along an internal arterial road               50 ft.

Setback from a lake , pond, stream, or wetlands         60 ft.

The minimum rear and side yard  setback for detached single-family structures and accessory structures thereto shall be based on sound planning and design principles, taking into account the degree of compatibility between adjoining uses, sensitivity to the characteristics of the site, the need for free access for emergency vehicles, the need for adequate amounts of light and air between buildings , and the need for proper amounts of open space for the use of residents on the site.

Parking Lot Setbacks

Along perimeter adjacent to public road            50 ft.

Along perimeter, but not adjacent to a road            20 ft.

Setback from lakes , ponds, streams, and wetlands         60 ft.

Docks, bulkheads, patios, terraces, decks , gazebos, and pathways shall be permitted within the 60-ft. waterfront/wetland  setback , subject to review and approval by the Township Board , upon receiving a recommendation from the Planning Commission .

         b.   Minimum lot size. Open space preservation developments shall comply with the following minimum lot size requirements:

 

Zoning District	Minimum Lot Size
R-1	9,000 sq. ft.
R-1-S	18,000 sq. ft.
RR	32,750 sq. ft.
RE	32,750 sq. ft.
AG-SF	32,750 sq. ft.
AG-C	32,750 sq. ft.

 

   Variation from these lot size standards may be required or permitted where the Planning Commission finds that either of the following circumstances exists:

            (1)   A larger lot size is required to satisfy Ingham County Health Department septic system standards; or

            (2)   A smaller lot size is required to achieve the density permitted under subsection C.4, above.

   In the absence of public sanitary sewer service and waste water treatment, development in the R-1 and R-1-S Districts shall comply with the minimum lot area requirements specified for the RR District.

         c.   Distances between buildings. Any detached single-family structure (or accessory structure thereto) shall be located at least 30 feet from any other detached single-family structure or accessory structure .

         d.   Floor area and height standards. Buildings in an open space preservation development shall comply with the floor area and height standards for the district in which the development is located.

      6.   Open space requirements. Open space preservation developments shall provide and maintain open space in an undeveloped state, which shall comply with the following requirements:

         a.   Open space preservation developments shall reserve at least 50% of the parcel in an undeveloped state.

         b.   Open space shall be located on the parcel to meet the following objectives:

            (1)   To preserve distinctive natural features, scenic or wooded conditions, and rural characteristics.

            (2)   To preserve farmlands.

            (3)   To minimize impact from development on wetlands , streams, and other sensitive environmental areas.

            (4)   To maintain open, rural character along main roads .

   In addition, no more than 25% of the open space may be developed with children’s play facilities, picnic facilities, trails, and similar passive to satisfy the needs of future residents of the development , provided that all such facilities shall be compatible in design with other open space requirements and objectives.

         c.   Required open space shall not include the area of any public or private road , the area of any easement providing access to the site, the area of any commercial recreation use (such as a golf course ), or the area of any stormwater retention or detention pond.

         d.   The required open space shall be set aside by the developer through an irrevocable conveyance, such as a deed restriction, conservation easement , plat dedication, restrictive covenant, or other means that runs with the land, whereby all rights to develop the land are conveyed to a land conservation organization or other public body, assuring that the open space will remain undeveloped. Such conveyance shall:

            (1)   Indicate the proposed use(s) of the required open space .

            (2)   Provide for the privately-owned open space to be maintained by private property owners having an interest in the open space .

            (3)   Provide maintenance standards and a maintenance schedule.

            (4)   Provide notice of possible assessment to the private property owners by the Williamstown Township for the maintenance of the open space in the event that it is inadequately maintained and becomes a public nuisance .

            (5)   After approval from the township , the developer shall record with the Ingham County Register of Deeds to provide record notice of the restrictions to all persons having or seeking an interest in the property contained in the open space preservation development . Evidence that the document has been recorded shall be provided to the township prior to issuance of any permits to commence construction.

      7.   Building location. Where feasible, open space preservation developments shall comply with the following building location requirements. Modification to these locational requirements may be approved by the township as part of the review process, upon making the determination that other building locations would be more appropriate because of topography, existing trees or vegetation, proposed grading or landscaping , or other existing or proposed site features or conditions.

         a.   Buildings shall be located on the edges of fields and in wooded areas to minimize the visual impact of development . Buildings should not be located in open fields.

         b.   Buildings shall not be located on the tops of ridge lines or in areas with slopes that exceed 35%.

         c.   Buildings shall not be located in wetlands or floodplains .

         d.   Buildings shall be set back as far back from public roads as possible so as to maintain the rural appearance of the township from the road . This goal can also be achieved by placing buildings behind or within a woodlands or tree line that screens the buildings from the road .

      8.   Roads and driveways . The amount of site disruption caused by road and driveway construction and associated grading required for construction shall be minimized in open space preservation developments . Accordingly, open space preservation developments shall comply with the following standards:

         a.   Roads shall follow existing contours to minimize the amount of cut and fill .

         b.   Where sites include linear features, such as existing access roads , tree lines, and stone rows, roads shall follow these features to minimize the visual impact of the roads .

         c.   Roads shall not be located in open fields.

         d.   Use of shared driveways to serve up to four units is permitted to minimize the amount of paving and reduce the number of curb cuts onto public roads . Shared driveways shall comply with the requirements in § 18.02, subsection E.4. (revised 7/6/04)

      9.   Stormwater management. 

         a.   Existing natural drainage shall be maintained to the maximum extent feasible.

         b.   Retention and detention basins , where proposed or required, shall resemble natural ponds with gradual slopes and shall be landscaped with plant material that enhances the wildlife habitat.

      10.   Landscaping and lawns. 

         a.   Existing trees and other plant growth shall be preserved in areas where disturbance is not necessary outside of the building envelope .

         b.   Conversion of woods, meadows, and other natural features into lawns shall be avoided, except where lawn areas are a part of the open space design or serve as residential yard space.

         c.   Where landscaping is proposed, native species shall be used. Appropriate native species shall be based on a list kept on file at the Township Hall which may be updated from time-to-time.

      11.   Existing structures .

         a.   When a parcel contains existing structures deemed to be of historic, cultural, or architectural significance (such as farm  structures ), and where these structures are suitable for rehabilitation, the structures shall be retained.

         b.   Adaptive reuse of existing structures for residential use or permitted accessory residential uses shall be permitted.

   D.   Single-family development options. The following site development standards shall apply to average lot size and single-family attached developments :

      1.   Intent. The intent of these provisions is to provide limited flexibility in the regulation of single-family developments for the purposes of:

         a.   Providing improved living and working environments in the township ;

         b.   Preserving the natural beauty of the township ;

         c.   Promoting more economic residential designs;

         d.   Encouraging ingenuity and originality in the total site design; and

         e.   Providing adequate usable open space , tree cover, recreation areas, and scenic vistas.

These provisions shall not be used to achieve higher density  development on parcels where portions cannot be developed because of wetlands .

      2.   Scope of requirements. Average lot size and single-family attached developments may be approved in the R-1 and R-1-S Districts, whether developed as conventional single-family subdivision plats or as single-family condominium projects, subject to review and approval as provided for herein.

      3.   Eligibility criteria. In considering any proposal for average lot size or single-family attached development , the township shall make their determinations on the basis of the following criteria:

         a.   Compatibility with adopted plans and ordinances. The proposed development shall be consistent with the general principles and objectives of the adopted Township Master Plan , the Subdivision Ordinance, and all applicable building codes.

         b.   Compliance with applicable zoning standards. The proposed development shall comply with applicable standards of this Ordinance, except as modified in accordance with the procedures and standards in this section.

         c.   Impact on the township . The proposed development shall not have a substantial or undue adverse impact upon adjacent property, the character of the neighborhood, traffic conditions, parking, utilities, and other matters affecting the public health, safety, and welfare.

         d.   Impact on the neighboring property. The proposed development shall be constructed, arranged, and operated so as not to interfere with the development and use of neighboring property.

         e.   Design diversity. Diversity and originality in layout and building design shall be encouraged to achieve the best possible relationship between the development and the land.

         f.   Impact on residents. Individual lots (if applicable), buildings , units, and parking areas shall be situated to avoid any adverse effects from shadows, noise, and traffic on the residents of the development .

         g.   Impact on natural features. Individual lots (if applicable), buildings , streets , and parking areas shall be designed and situated to minimize alteration of the natural features of the site which are intended to be preserved.

         h.   Access to open space . Open space intended for recreation or public use shall be easily accessible to pedestrians and shall meet the needs of the handicapped and elderly.

         i.   Usability of open space . The usability of open space which is intended for recreation or public use shall be determined by the size, shape, and topography of the site and the location requirements of the principal buildings or uses on the site.

      4.   Average lot size requirements. 

         a.   Permitted modifications.

            Lot size and lot width may be reduced below the minimum standards for the zoning district in which the development is located, in accordance with the standards specified in this section. All such reductions shall be compensated for by an equivalent amount of open space , which shall be maintained and preserved in accordance with the standards specified in this section.

            In no case shall the maximum dwelling unit  density standards of the zoning district in which the development is located be exceeded. Except as specified in this section, other applicable standards for the district in which the development is located shall not be modified or changed.

            This requirement shall be predicated on the following base densities :

 

	Base Density
R-1 District	2.2 units/acre
R-1-S District	1.1 units/acre

 

         b.   Lot standards. Reduction in minimum lot size, lot width , and yard  setback standards in average lot size developments shall be permitted as specified in the following table provided that each lot is capable of satisfying minimum county and township requirements with respect to septic system/sanitary waste treatment and potable water, or provided that each lot in the development is served by public sanitary sewers and a public water system:

 

Zoning District	Minimum Lot Area per Unit (sq. ft.)	Lot Width (ft.)
R-1	16,000	80
R-1-S	32,000	100

 

         c.   Open space requirements. Common open space shall be permanently reserved and maintained as landscaped park or recreation space for the benefit of residents of the average lot size development . The size, configuration, and location of such open space shall be subject to review and approval by the Planning Commission . Man-made stormwater retention areas shall not be counted toward required open space .

   The required open space shall be set aside by the developer through an irrevocable conveyance, such as deed restrictions or covenants that run with the land, or through a conservation easement , assuring that the open space will be developed according to the site plan and never changed to another use. Such conveyance shall:

            (1)   Specify ownership of the open space ;

            (2)   Provide for maintenance of the open space by the private property owners having an interest in the open space ;

            (3)   Provide for maintenance standards and a maintenance schedule;

            (4)   Provide for maintenance insurance; and

            (5)   Include any other specifics deemed necessary by the Planning Commission .

         d.   Review and approval process. Proposals for average lot size development shall be reviewed in accordance with applicable procedures for Special Land Uses , § 29.03.

      5.   Single-family attached development . Single-family attached development may be permitted in the R-1 District, subject to the following conditions:

         a.   Permitted modifications. 

            Subject to review and approval procedures which follow, a mixture of two to four dwelling units may be attached, either through a common dwelling unit wall, a common garage wall, or an architectural feature, such as an archway, provided that the common wall of adjoining dwelling units shall not overlap by more than 50%. However, common garage walls may overlap for their full distance on both sides.

            In no case shall the maximum dwelling unit  density standards of the zoning district in which the development is located be exceeded. This requirement shall be predicated on a base density of 2.2 dwelling units per acre in the R-1 District.

            Modifications permitted under this option that result in reduction of land area dedicated to individual dwelling unit , shall be compensated for by an equivalent amount of open space , which shall be maintained and preserved in accordance with the standards specified in this section.

            In no case shall the maximum dwelling unit  density standards of the zoning district in which the development is located be exceeded. Except as specified in this section, other applicable standards for the district in which the development is located shall not be modified or changed.

         b.   Setbacks . 

            (1)   The front yard  setback requirements for the district in which the development is located shall be complied with on all sides of a development which abuts a public road or street .

            (2)   A 75-foot setback shall be provided along the entire perimeter of a development , except on sides which abut a public road or street .

            (3)   Dwelling units shall be set back a minimum of 20 feet from the easement of right-of-way line of any private road or drive serving the development .

            (4)   The minimum distance between any two building clusters shall be based on the standards in § 8.03, subsection B.3.

         c.   Minimum floor area and height standards. Dwelling units in a single-family attached development shall comply with the floor area and height standards for the district in which the development is located.

         d.   Landscaping . Single-family attached developments shall comply with the landscaping requirements in § 5.03, subsection C.

         e.   Open space requirements. 

            The township may require that common open space be permanently reserved and maintained as landscaped park or recreation space for the benefit of residents of the single-family attached development . The size, configuration, and location of such open space shall be subject to review and approval by the Planning Commission .

            The required open space shall be set aside by the developer through an irrevocable conveyance, such as deed restrictions or covenants that run with the land, or through a conservation easement , assuring that the open space will be developed according to the site plan and never changed to another use. Such conveyance shall:

            (1)   Specify ownership of the open space ;

            (2)   Provide for maintenance of the open space by the private property owners having an interest in the open space ;

            (3)   Provide for maintenance standards and a maintenance schedule;

            (4)   Provide for maintenance insurance; and

            (5)   Include any other specifications deemed necessary by the Planning Commission .

         f.   Building design. Housing units shall be designed in a manner that is compatible with surrounding development and the natural environment. Accordingly, when a development faces or abuts a conventional single-family subdivision the facades and orientation of the conventional units shall be used as a guide for the design and layout of the single-family attached units.

         g.   Roads and utilities. Proposed roads and utilities in a single-family attached development shall comply with adopted township standards, and shall be subject to review and approval by the Township Engineer .

         h.   Review and approval process. Proposals for single-family attached development shall be reviewed in accordance with applicable procedures for special land use § 29.03.

   E.   Senior housing . Senior housing shall be subject to the following regulations:

      1.    Intent. It is the intent of these regulations to permit the development of senior housing in the township upon determining that the location, size, design, and operating characteristics of the use will be compatible with the surrounding neighborhood. In making this determination, consideration shall be given to the scale, coverage, and density of development ; to the availability of utilities and services; to the generation of traffic and capacity of surrounding roads ; and to other relevant impacts.

      2.    Minimum site size. The minimum site size for a senior housing  development shall be based on compliance with setbacks , maximum coverage, parking, open space , and other requirements set forth herein.

      3.    Project density . The number of dwelling units within the facility shall not exceed 12 units per net acre for senior apartments , congregate housing, and other types of independent living , and 24 units per net acre for assisted living and other types of dependent living . Wetlands on the site may be counted as part of the net acreage for the purposes of determining project density . However, the overall density on the upland portion of the site, together with the wetlands -related density , shall not exceed 130% of the density allowed on the upland portion alone.

      4.    Setbacks . The minimum setbacks for senior housing shall be as follows:

         a.    Front: 40 feet from the planned road  right-of-way line.

         b.    Each side: 30 feet.

         c.    Rear: 30 feet.

      5.    Spacing between buildings . Where more than one building is proposed in a senior housing complex, the minimum spacing between buildings shall be in accordance with the following requirements:

 

Building Relationship	Minimum Building Separation
Front to Front	60 feet
Front to Rear	60 feet
Rear to Rear	60 feet
Side to Side	20 feet
Front to Side	50 feet
Rear to Side	50 feet

 

      6.    Minimum floor area per unit. The minimum floor area per dwelling unit shall be as follows:

 

Type of Unit	Independent Living   (including senior apartments and congregate housing)	Dependent Living (including assisted living )
Studio or Efficiency	450 sq. ft.	325 sq. ft.
1 bedroom	600 sq. ft.	425 sq. ft.
2 bedroom	800 sq. ft.	600 sq. ft.
3 or more bedrooms	800 sq. ft. + 150 sq. ft. for each additional room over 4	600 sq. ft. + 150 sq. ft. for each additional room over 4

 

      7.    Building and site design.

         a.   Building length. The maximum permitted building length along any one continuous plane shall be 225 feet. A continuous plane is defined as an uninterrupted wall, without breaks or corners, other than architectural features customarily found, such as porches, bay windows, projections, and/or recesses. A building that turns a corner of at least a 90 degree angle shall be considered an “end” at that corner.

         b.   Building articulation. Building facades of greater than 100 feet in length shall incorporate recesses or projections to break up the expanse of the building elevation.

         c.   Roof. Roofs shall be sloped with a pitch of no less than 5:12. Variations in roof lines are encouraged to reduce the scale of the building and to add interest.

         d.   Sidewalks. Sidewalks shall be provided from the main building entrance(s) to parking areas and to sidewalks along adjacent public or private roads .

         e.   Resident access. The pick-up/ drop-off of residents shall be provided at the front entrance of the building with a covered canopy.

      8.    Building height . The senior housing facility shall comply with the maximum building height for the district in which it is located.

      9.   Maximum coverage. The maximum coverage of the site by buildings shall be limited to 25% of the net site area (not including planned right-of-way ).

      10.    Parking. Parking for senior housing shall comply with the following requirements:

 

Use	Required Number of Parking Spaces per Unit of Measure*
Senior Apartments	2 spaces per Dwelling Unit
Dependent Living, Assisted Living	1 per 4 units, plus 1 per employee based on the greatest number of employees in any one shift
Congregate Care	1 per 2 units, plus 1 per employee based on the greatest number of employees in any one shift
Independent Living	1 per unit, plus 1 per employee based on the greatest number of employees in any one shift

 

      *   The Planning Commission may reduce the parking requirements set forth in this table if the applicant provides credible evidence that fewer spaces are needed due to, for example, the operation of a transportation system for residents.

      11.   Loading. Loading areas shall be located to the side or rear of the building being served such that it is screened from view from adjoining roads and adjacent residential area.

      12.   Vehicular access. All vehicular access to the site shall be from a paved collector or primary road . The Planning Commission may allow secondary access from local streets upon making the determination that such access will not create or exacerbate traffic congestion or create unsafe traffic or pedestrian conditions. Vehicles must be able to easily circulate within and through the site to designated pick-up/drop-off areas with impeding circulation on the site or traffic on adjacent roads .

      13.   Open space. Common outdoor landscaped open space shall be provided for residents, subject to the following:

         a.   Landscaped open space for residents shall constitute a minimum of 15% of the total site. Enclosed courtyards may be counted as landscaped open space .

         b.    Recreation facilities such as paved walkways and covered sitting areas shall be provided in a manner that meets the needs of the resident population.

         c.    Road  rights-of-way , required setback areas, and access drives shall not be counted as required landscaped open space . Ten percent of the submerged land areas of a pond, lake , or stream, and wetlands may be counted as required landscaped open space .

      14.    Lighting. All parking areas, building entrances, sidewalks, and ramps shall be illuminated to ensure the safety of persons using such areas and the security of property, in accordance with the requirements set forth in § 2.12.

      15.   Landscaping and screening. Senior housing  developments shall comply with the landscaping and screening requirements in Article 5.00.

      16.   Resident services. Support services offered solely to residents may be permitted provided that such services are contained within the principal building and are accessory to the principal senior residential use. Such support services include, but are not necessarily limited to: congregate dining, health care, personal services, private meeting rooms , and social, recreational, and educational facilities and programs.

   F.   Model homes. Model homes in subdivisions shall comply with the following standards:

      1.   Permitted use . The model home shall be used solely as a sales and promotion office for the subdivision in which the home is located. The model home shall not be used to conduct other business, or as a model home to promote sales in other subdivisions.

      2.   Termination. Use of the home for sales and promotion shall cease as soon as all lots in the subdivision are sold to potential end users or in two years, whichever occurs sooner, whereupon the model home shall be offered for sale for use as a dwelling unit . Prior to expiration of the initial or subsequent approvals, the applicant may seek a one year extension from the Planning Commission .

      3.   Appearance. The model home and site shall be maintained to look like a typical single-family dwelling at all times. However, one identification sign shall be permitted, subject to the following requirements:

         Maximum size: 6 square feet

         Maximum height: 6 feet

         Type: ground or wall

         Location: sign shall comply with setback requirements for district

      4.   Parking. A minimum of two temporary paved off-street parking spaces shall be provided per employee. Off-street parking shall comply with the requirements in Article 4.00.

(Ord. passed 7-9-2013)